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Commercial Projects

We take on tenant improvements and small commercial work across the South Bay — office, retail, light industrial and restaurant space. Most of it happens in occupied buildings, so how we work matters as much as what we build.

North San Jose, Santa Clara and Sunnyvale are full of office and light industrial buildings put up decades ago and re-tenanted over and over since. That means walls in odd places, mechanical and electrical from three different eras, and a landlord with a work letter. Downtown San Jose, downtown Campbell and the older retail streets in Los Gatos and Mountain View bring the other kind of problem — small older buildings, tight sidewalks, shared walls and nowhere to stage material. We work with what is there, coordinate with the property manager, and keep the neighboring tenants able to run their businesses while we do it.

Commercial permits pull in things a residential job does not. Accessibility improvements often come into scope once you touch an existing space, life safety gets a look, and the building department expects a complete coordinated set. We would rather flag all of that during the estimate than have it surface at plan check. Schedule is usually the real concern, because an empty suite costs money every week it sits, so we run nights and weekends when the building allows it. Our shop builds the casework as well — reception desks, retail fixtures, break room cabinets, back-of-house millwork — which takes one long-lead item off the critical path.

What’s included

Walk-through with you and the property manager before we write an estimate
Tenant improvement drawings coordinated against the landlord’s work letter
Permit submittal, plan-check responses and inspection scheduling
Demolition and interior framing, including demising walls between suites
Electrical, data rough-in, plumbing and mechanical work through licensed subs
Accessibility improvements that come into scope with the permit — restrooms, door hardware, path of travel
Custom casework built in our shop: reception desks, retail fixtures, break rooms, back-of-house
Ceilings, flooring, glazing, doors, paint and coordination with your sign vendor
Night and weekend scheduling in occupied buildings, with dust, noise and debris control

Why R Twyns Construction

We are a family-run licensed general contracting and remodeling company (CSLB #896811), building in the South Bay since 2007. Tim Reynolds owns the company and his VP Ben runs the work, so the people who price your job are the people who are on it. The cabinets and finish carpentry come out of our own shop, which is what an older house needs when nothing in it is square. And we tell you what a job actually involves before you commit to it — the load-bearing wall, the drain line, the permit — rather than after the walls are open.

Comprehensive Commercial Construction Services

Can you work after hours so we do not have to shut down?

Usually, if the building allows it. Plenty of the work we do in occupied office and retail space in San Jose, Santa Clara and Sunnyvale runs at night or on weekends. We confirm the building’s rules on access, noise and elevator use with the property manager first, then build the schedule around your operating hours.

Are we going to get hit with accessibility upgrades?

Often, yes. When you permit work in an existing commercial space, improvements to restrooms, entries and the path of travel commonly come into scope, and how far it reaches depends on the job and the jurisdiction. We raise it in the estimate. It is a bad thing to discover as a change order halfway through a buildout.

Do you work with landlords and property managers?

Regularly. Send us the work letter and the base building drawings and we will tell you what is the landlord’s responsibility and what is yours before you sign the lease amendment. We handle the certificates, the building rules and the access coordination directly so you are not relaying messages.

What will the property manager want from us before we start?

License, insurance certificates naming the right parties, and a schedule. We are CSLB #896811, building here since 2007, and we carry the coverage building owners ask for. Send the work letter over and we will tell you what else that particular manager is likely to require.

How small a job will you take?

Smaller than a full floor. A single suite, a restroom upgrade, a break room, a reception build, a demising wall to split a space. We are a family-run general contractor, not a national outfit with a minimum, and a lot of our commercial work in Campbell, Los Gatos and downtown San Jose is exactly that size.

Serving the South Bay and the Peninsula

Ready when you are.

San Jose, Santa Clara, Palo Alto, Cupertino, Los Gatos and Sunnyvale — plus Mountain View, Redwood City, Campbell, Saratoga, Los Altos, Monte Sereno, Morgan Hill, Gilroy and Hollister, across Santa Clara, San Mateo, Alameda and San Benito counties.

Call (408) 313-6764 Request an Estimate

Mon–Fri 8:00–4:30 · CSLB #896811